60 Villanova Ct · Sicklerville, NJ 08081

$248,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 49 Days on market

Built 1973 1,999 sqft lot Est $320k · 22% under $125/mo HOA · 5% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 1/2 bath Townhome in Victoria Manor. In need of cosmetic reapirs. New carpet and fresh paint could do the trick. Property being sold AS-IS. Ideal for investors or first time home buyer. Property is subject to foreclosure.

Key facts

• Fenced yard
• Washer and dryer
• Sliders to patio

Tags

• NEW BACKSPLASH
• FENCED YARD
• SLIDERS TO PATIO
• WASHER AND DRYER

Property features AI

Finance

• Other: Property manager present
• HOA & community: HOA fee of $125 monthly; HOA covers common area maintenance

Exterior

• Parking: Assigned parking space in a parking lot (1 assigned space)
• Utilities: Public water; Public sewer; Natural gas available; Electric service available; Cable TV available; Phone service available; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in good condition
• Construction: Frame construction; Slab foundation; Above-grade and below-grade structures noted; Built year source: Assessor
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 20 x 100

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Dining room
• Laundry & utility: Main-floor laundry with washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.6% below list).
• Recommended offer: $235k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% in Sicklerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winslow Township Elementary School One (math 2% / reading 17%, grade F, #1,235 of 1,303 statewide, top 96%, 356 students, 59% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL); Winslow Township High School (math 10% / reading 36%, grade F, #337 of 399 statewide, top 85%, 1,273 students, 42% FRL).
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $249k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,865 (5.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $319,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Memphis Ct	0.22mi	3/1.5	1,370 (+5%)	6mo	$225,000	$164	76
42 Penfield Ln	0.59mi	3/1.0	1,279 (-2%)	17mo	$315,000	$246	54
55 Victoria Manor Ct	0.16mi	3/1.0	1,120 (-14%)	21mo	$207,000	$185	50
15 Eastmont Ln	0.32mi	4/2.0 (+1)	1,177 (-10%)	21mo	$345,000	$293	45
2 Eden Ct	0.43mi	4/2.0 (+1)	1,463 (+12%)	13mo	$372,000	$254	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-33,329
• Equity at exit: $37,112

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-17,063
• Equity at exit: $21,520

Cash invested: $69,692 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08081

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,305
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$104
• HOA: −$125
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $94

Break-even live

Break-even rent $2,230

Max offer price $248,900

Occupancy floor 91%

Sensitivity live

Price	-10% $235	-5% $164	+0% $94	+5% $23	+10% $-47
Rent	-10% $-92	-5% $1	+0% $94	+5% $186	+10% $279
Rate	-1.0pp $219	-0.5pp $157	base $94	+0.5pp $29	+1.0pp $-36

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,225
• Closing costs: $7,467
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Vernon Ct Sicklerville, NJ	3.0	1.5	1300	$1,900	$1.46	5d	1	0.07mi
27 Villanova Ct Sicklerville, NJ	3.0	1.5	1280	$2,300	$1.80	4d	1	0.08mi
4 Milstone Ct Sicklerville, NJ	3.0	1.5	1462	$2,400	$1.64	3d	1	0.13mi
28 Melwood Ct Sicklerville, NJ	3.0	1.5	1370	$2,500	$1.82	16d	1	0.19mi
28 Magnolia Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	45d	1	0.21mi
25 Memphis Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	20d	1	0.23mi
46 Magnolia Ct Sicklerville, NJ	2.0	1.5	1370	$2,200	$1.61	4d	1	0.25mi
9 Marcia Ct Unit 9 Sicklerville, NJ	3.0	1.5	1462	$2,000	$1.37	0d	1	0.31mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	45d	1	0.47mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	45d	1	0.62mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.89mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 16 events

1. 2026-06-21
   days on market $248,900 Active 49 DOM
2. 2026-06-18
   days on market $248,900 Active 46 DOM
3. 2026-06-17
   days on market $248,900 Active 45 DOM
4. 2026-06-16
   days on market $248,900 Active 44 DOM
5. 2026-06-16
   pricestatus $248,900 Active 43 DOM
6. 2026-05-01
   status Pending
7. 2026-03-19
   status Active
8. 2026-03-18
   listed $240,000 Active
9. 2026-03-18
   historical
10. 2023-07-24
    historical $2,000
11. 2023-07-16
    listed $2,000
12. 2005-11-02
    soldstatus $90,000
13. 2005-09-07
    soldstatus $90,000 234-char remark

    Show marketing remark (234 chars)

    3 bedroom, 1 1/2 bath Townhome in Victoria Manor. In need of cosmetic reapirs. New carpet and fresh paint could do the trick. Property being sold AS-IS. Ideal for investors or first time home buyer. Property is subject to foreclosure.

14. 2005-08-02
    listed $90,000 234-char remark

    Show marketing remark (234 chars)

    3 bedroom, 1 1/2 bath Townhome in Victoria Manor. In need of cosmetic reapirs. New carpet and fresh paint could do the trick. Property being sold AS-IS. Ideal for investors or first time home buyer. Property is subject to foreclosure.

15. 1998-07-15
    soldstatus $65,000
16. 1996-07-05
    soldstatus $63,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,733 · $228/mo
• Projected year-2 tax: $4,465 · $372/mo
• Expected delta: +$1,732/yr (+$144/mo · 63.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,184
• − Mortgage interest: −$13,942
• − Property taxes: −$2,733
• − Insurance: −$1,244
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$1,500
• − Depreciation: −$7,241
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,841/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sicklerville, NJ
• County: Camden County · 407,624 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 50,264
• Household income: $105,800
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 979.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 34% Two or more races 9% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.48%
• Current HPI: 303.1017
• Rent YoY: ▲ 3.41%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+279.7% since first listed

11 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-18 Listing Removed — BRIGHT MLS
• 2026-03-18 Listed $240,000 BRIGHT MLS
• 2023-07-24 Rental Removed $2,000 BRIGHTMLS
• 2023-07-16 Listed for Rent $2,000 BRIGHTMLS
• 2005-11-02 Sold (Public Records) $90,000 Public Records
• 2005-09-07 Sold (MLS) $90,000 BRIGHT MLS
• 2005-08-02 Listed $90,000 BRIGHT MLS
• 1998-07-15 Sold (Public Records) $65,000 Public Records
• 1996-07-05 Sold (Public Records) $63,200 Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,733 · +1.9% YoY. Source: county tax records.